25039 Cypress Ave · Hayward, CA 94544

$2,175,000

10 bd · 9.0 ba · 5,904 sqft · MultiFamily public records · 137 Days on market

Built 1962 0.27 ac lot $368/sqft · 24% above area Est $1759k · 24% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.4/30.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

25039 Cypress Ave is a well-maintained, recently renovated 9-unit multifamily asset located in one of the East Bays most dynamic rental submarkets. The property consists of (1) 2BR/1.5BA townhouse with two dedicated parking spaces, a private backyard, and a balcony, in addition to (8) 1BR/1BA apartment units. Select units feature outdoor amenities, including (2) first-floor units with private backyards and (6) second-floor units with balconies and extra storage conveniently located in the tuck-under carports. The asset has seen meaningful capital improvements, including a new vinyl roof (2021), new fascia, and double-pane windows, along with 9 covered parking spaces. With original kitchens and varying interior finishes, investors are presented with an immediate opportunity to renovate units and capture rental upside. Strategically positioned near CSU East Bay and a strong regional employment base, the property benefits from consistent rental demand and long-term market fundamentals. Additionally, the building may offer potential to convert tuck-under parking into additional units without replacement parking requirements under SB 1211 (buyer to verify), providing an additional upside component beyond standard unit upgrades.

Key facts

• Outdoor amenities
• Private backyard
• New vinyl roof

Tags

• PRIVATE BACKYARD
• DEDICATED PARKING SPACES
• OUTDOOR AMENITIES
• NEW VINYL ROOF
• DOUBLE-PANE WINDOWS
• COVERED PARKING SPACES

What this means for you Summary

Snapshot

• This is a 1×2.0bd/1.5ba + 8×1.0bd/1.0ba units multifamily listed at $2.17M.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $227/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.91M (12.2% below list).
• Recommended offer: $1.91M (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.1% in Hayward — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#124 in CA, #4,294 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: schools D, crime F, cost of living F.
• Hayward Unified (urban): math 25% / reading 37% proficiency, ranked #935 of 1,400 in CA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 173 active listings in the ZIP; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $19,106/mo this rent would consume 213% of the median local household income ($108k/yr) (locally 2573% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $15k of loan paydown is wiped out by about $65k of value loss. Plan a longer hold.
• Alameda County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($1.91M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $410k; list at $2.17M implies a 430% gain — meaningful room to come down on a strong offer.

Recommended offer $1,910,600 (12.2% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $1,759,459
• List price: $2,175,000
• Delta: 23.62%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.58% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-231,441
• Equity at exit: $324,300

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-70,660
• Equity at exit: $188,054

Cash invested: $609,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 94544

• Rents YoY: 2.6%
• Active inventory: 173
• Price-to-rent: 78.9×

Monthly cashflow live

• Estimated rent: $19,106 high
• Mortgage (P&I): −$11,406
• Tax from tax record: −$741 /mo · $8,891/yr
• Insurance: −$906
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,012
• Net cashflow: $2,041

Break-even live

Break-even rent $16,523

Max offer price $2,175,000

Occupancy floor 84%

Sensitivity live

Price	-10% $3,272	-5% $2,656	+0% $2,041	+5% $1,425	+10% $809
Rent	-10% $531	-5% $1,286	+0% $2,041	+5% $2,795	+10% $3,550
Rate	-1.0pp $3,136	-0.5pp $2,594	base $2,041	+0.5pp $1,477	+1.0pp $904

9-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2.0	1.5	$2,296
▸ 8× units	1.0	1	$16,808
Total (9 units)			$19,106

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $543,750
• Closing costs: $65,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $2,175,000 Active 137 DOM
2. 2026-06-18
   days on market $2,175,000 Active 134 DOM
3. 2026-06-17
   days on market $2,175,000 Active 133 DOM
4. 2026-06-16
   days on market $2,175,000 Active 132 DOM
5. 2026-06-15
   days on market $2,175,000 Active 131 DOM
6. 2026-06-13
   days on market $2,175,000 Active 129 DOM
7. 2026-06-13
   days on market $2,175,000 Active 128 DOM
8. 2026-06-09
   days on market $2,175,000 Active 125 DOM
9. 2026-06-08
   days on market $2,175,000 Active 124 DOM
10. 2026-06-07
    pricedays on market $2,175,000 Active 123 DOM
11. 2026-06-04
    days on market $2,250,000 Active 120 DOM
12. 2026-06-03
    days on market $2,250,000 Active 119 DOM
13. 2026-06-02
    days on market $2,250,000 Active 118 DOM
14. 2026-06-01
    days on market $2,250,000 Active 117 DOM
15. 2026-05-31
    days on market $2,250,000 Active 116 DOM
16. 2026-02-05
    listed $2,250,000 Active 1242-char remark

    Show marketing remark (1242 chars)

    25039 Cypress Ave is a well-maintained, recently renovated 9-unit multifamily asset located in one of the East Bays most dynamic rental submarkets. The property consists of (1) 2BR/1.5BA townhouse with two dedicated parking spaces, a private backyard, and a balcony, in addition to (8) 1BR/1BA apartment units. Select units feature outdoor amenities, including (2) first-floor units with private backyards and (6) second-floor units with balconies and extra storage conveniently located in the tuck-under carports. The asset has seen meaningful capital improvements, including a new vinyl roof (2021), new fascia, and double-pane windows, along with 9 covered parking spaces. With original kitchens and varying interior finishes, investors are presented with an immediate opportunity to renovate units and capture rental upside. Strategically positioned near CSU East Bay and a strong regional employment base, the property benefits from consistent rental demand and long-term market fundamentals. Additionally, the building may offer potential to convert tuck-under parking into additional units without replacement parking requirements under SB 1211 (buyer to verify), providing an additional upside component beyond standard unit upgrades.

17. 2026-02-05
    listed $2,250,000 Active 1242-char remark

    Show marketing remark (1242 chars)

    25039 Cypress Ave is a well-maintained, recently renovated 9-unit multifamily asset located in one of the East Bays most dynamic rental submarkets. The property consists of (1) 2BR/1.5BA townhouse with two dedicated parking spaces, a private backyard, and a balcony, in addition to (8) 1BR/1BA apartment units. Select units feature outdoor amenities, including (2) first-floor units with private backyards and (6) second-floor units with balconies and extra storage conveniently located in the tuck-under carports. The asset has seen meaningful capital improvements, including a new vinyl roof (2021), new fascia, and double-pane windows, along with 9 covered parking spaces. With original kitchens and varying interior finishes, investors are presented with an immediate opportunity to renovate units and capture rental upside. Strategically positioned near CSU East Bay and a strong regional employment base, the property benefits from consistent rental demand and long-term market fundamentals. Additionally, the building may offer potential to convert tuck-under parking into additional units without replacement parking requirements under SB 1211 (buyer to verify), providing an additional upside component beyond standard unit upgrades.

18. 2024-07-16
    historical $1,800
19. 2024-07-04
    listed $1,800
20. 1998-03-19
    soldstatus $410,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $8,891 · $741/mo
• Projected year-2 tax: $16,530 · $1,378/mo
• Expected delta: +$7,639/yr (+$637/mo · 85.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥88°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $229,272
• − Mortgage interest: −$121,834
• − Property taxes: −$8,891
• − Insurance: −$10,875
• − Repairs & maintenance: −$18,342
• − Management: −$18,342
• − Depreciation: −$63,273
• Taxable loss: −$12,284
• Est. tax savings @ 24.0%: +$2,948
• After-tax cash flow: $27,436/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hayward Unified
• NCES district ID: 0616740
• Math proficiency: 25% ▼ -1.00%
• Reading proficiency: 37% ▬ 0.00%
• Median HH income: $65,326
• Composite: 31.27/100
• National rank: #11241
• State rank: #935 of 1400 in CA

Livability — Hayward

• Score: 75/100
• State rank: #124
• US rank: #4294

Category grades

Amenities A Commute A+ Cost of living F Crime F Employment A+ Housing B Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayward, CA
• County: Alameda County · 1,614,355 people
• City population: 191,800
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 76,947
• Household income: $107,785
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2573.0

Population outlook (Alameda County) Hauer SSP2

• Today (2025): 1,928,884 people
• By 2030: 2,069,146 · +7.3%
• By 2040: 2,338,405 · +21.2%
• By 2050: 2,586,608 · +34.1%
• By 2075: 3,061,911 · +58.7%
• By 2100: 3,234,133 · +67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 45% Asian 28% Two or more races 13% White 11% Black 7% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Russian 1% Italian 1% Lithuanian 1%
• Foreign-born: 46% · Canada, China, Vietnam
• Languages at home: 34% English-only · Spanish 37% Tagalog/Filipino 8% Other Indo-European 7%

Political lean MEDSL · Alameda

• 2024 margin: Solid D (+53.6) · D 74.6% · R 21.0% · Other 4.4%
• 2008→2024 swing: -5.9pp toward R · 2008: 59.5pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+62.5 2016: D+64.4 2012: D+59.8 2008: D+59.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -907.12%
• Current HPI: 315.6082
• Rent YoY: ▲ 2.58%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+448.8% since first listed

5 events — show timeline

• 2026-02-05 Listed $2,250,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-05 Listed $2,250,000 MLSListings
• 2024-07-16 Rental Removed $1,800 BRIDGEMLS
• 2024-07-04 Listed for Rent $1,800 BRIDGEMLS
• 1998-03-19 Sold (Public Records) $410,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $8,891 · -20.4% YoY. Source: county tax records.